4125 S 25th West Ave · Tulsa, OK 74107

$80,000

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 11 Days on market

Built 1926 Est $160k · 50% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Property Id: 194622 Great location for commuting anywhere in Tulsa, easy on and off for 244, 44 and 75. Close to schools, Clinton Middle school, Webster High School. Walking distance to Crystal City Shopping Center, Reed Park and Route 66 Village. Connvenience store across the street with gas. Fully fenced yard. Long time neighbors who look out for each other. Fully screened in large front porch. Large back yard. Newly refinished hardwood floors, fresh paint throughout. New gas wall heater and window air conditioning units comes with stove, refrigerator, washer and dryer.

Key facts

• Built 1926
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.6% vs local median 3.9% in Tulsa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#13 in OK, #4,058 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment D-.
• Tulsa (urban): math 7% / reading 12% proficiency, ranked #250 of 270 in OK (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 99 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.04%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $159,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4248 S 25th West Ave	0.18mi	2/1.0	1,034 (+8%)	1mo	$165,000	$160	77
4602 S 29th WestAvenue	0.52mi	2/1.0	955 (-0%)	2mo	$138,000	$145	73
4016 S 23rd West Ave	0.13mi	2/1.0	820 (-14%)	0mo	$150,000	$183	70
4532 S Xenophon Ave	0.49mi	2/1.0	900 (-6%)	6mo	$150,000	$167	62
4135 S 34th WestAvenue	0.57mi	3/1.0 (+1)	962 (+0%)	8mo	$78,000	$81	61
2114 W 45th Pl	0.47mi	3/1.0 (+1)	912 (-5%)	6mo	$80,000	$88	60
1934 W 46th Pl	0.58mi	3/1.0 (+1)	912 (-5%)	2mo	$143,000	$157	58
3508 W 41st St	0.68mi	3/1.0 (+1)	905 (-6%)	3mo	$165,000	$182	52
4634 S Vancouver Ave	0.67mi	2/1.0	880 (-8%)	7mo	$150,000	$170	49
4609 S 29th WestAvenue	0.52mi	3/1.0 (+1)	1,046 (+9%)	9mo	$193,000	$185	48
1908 W 47th Pl	0.71mi	3/1.0 (+1)	888 (-7%)	6mo	$132,000	$149	45
2312 W 47th Pl	0.64mi	2/1.0	842 (-12%)	6mo	$149,000	$177	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.33×
• Total profit: $7,307
• Equity at exit: $11,928

10-year hold

• IRR: 15.9%
• Equity multiple: 2.17×
• Total profit: $26,216
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74107

• Home prices YoY: -15.3%
• Rents YoY: 0.8%
• Active inventory: 99
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$420
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $355

Break-even live

Break-even rent $625

Max offer price $80,000

Occupancy floor 62%

Sensitivity live

Price	-10% $401	-5% $378	+0% $355	+5% $333	+10% $310
Rent	-10% $271	-5% $313	+0% $355	+5% $398	+10% $440
Rate	-1.0pp $396	-0.5pp $376	base $355	+0.5pp $335	+1.0pp $314

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4128 S 32nd West Ave Tulsa, OK	3.0	1.0	957	$1,175	$1.23	2d	1	0.48mi
4633 S 33rd West Ave Unit A4 Tulsa, OK	1.0	1.0	1008	$799	$0.79	24d	1	0.70mi
4633 S 33rd West Ave Tulsa, OK	1.0	1.0	1008	$799	$0.79	12d	1	0.70mi
4831 S 30th West Ave Tulsa, OK	2.0	1.0	748	$1,250	$1.67	3d	1	0.80mi
3722 W 44th St Tulsa, OK	3.0	1.0	1043	$1,150	$1.10	2d	1	0.89mi
3743 W 42nd Pl Tulsa, OK	2.0	1.0	856	$1,000	$1.17	2d	1	0.89mi
4847 S 32nd West Ave Tulsa, OK	3.0	1.0	876	$1,200	$1.37	16d	1	0.89mi
1913 W 50th St Tulsa, OK	3.0	2.0	1082	$1,195	$1.10	24d	1	0.89mi
5031 S 30th West Ave Tulsa, OK	2.0	1.0	987	$1,095	$1.11	22d	1	0.92mi
4956 S Maybelle Ave Tulsa, OK	3.0	1.0	933	$1,395	$1.50	15d	1	1.32mi

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 11 DOM
2. 2026-06-17
   days on market $80,000 Active 10 DOM
3. 2026-06-16
   days on market $80,000 Active 9 DOM
4. 2026-06-15
   days on market $80,000 Active 8 DOM
5. 2026-06-13
   days on market $80,000 Active 6 DOM
6. 2026-06-10
   days on market $80,000 Active 3 DOM
7. 2026-06-09
   days on market $80,000 Active 2 DOM
8. 2026-06-08
   days on marketlisting id $80,000 Active 1 DOM
9. 2026-06-07
   days on market $80,000 Active 16 DOM
10. 2026-06-05
    days on market $80,000 Active 13 DOM
11. 2026-06-03
    days on market $80,000 Active 12 DOM
12. 2026-06-02
    days on market $80,000 Active 11 DOM
13. 2026-06-01
    days on market $80,000 Active 10 DOM
14. 2026-05-31
    days on market $80,000 Active 9 DOM
15. 2026-05-22
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $487 · $41/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$233/yr (+$19/mo · 47.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,895
• − Mortgage interest: −$4,481
• − Property taxes: −$487
• − Insurance: −$400
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,327
• Taxable income: $3,136
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,513/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tulsa
• NCES district ID: 4030240
• Math proficiency: 7% ▼ -9.00%
• Reading proficiency: 12% ▼ -7.00%
• Median HH income: $37,895
• Composite: 8.04/100
• National rank: #9919
• State rank: #250 of 270 in OK

Livability — Tulsa

• Score: 75/100
• State rank: #13
• US rank: #4058

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tulsa, OK
• County: Tulsa County · 640,811 people
• City population: 389,418
• Metro: Tulsa, OK
• Population (ZIP): 19,013
• Household income: $53,505
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 667.0

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 59% Two or more races 18% Hispanic / Latino 11% Black 8% Native American 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 2%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.46%
• Current HPI: 235.2296
• Rent YoY: ▲ 0.78%
• Metro: Tulsa, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

1 event — show timeline

• 2026-05-22 Listed $80,000 FSBO.com

Property tax history

+12.5%/yr

Latest (2025): $487 · +7.3% YoY. Source: county tax records.